Masonry Office
For Sale
Contact for pricing
8820 Gazelle Dr, El Paso, TX 79925
Configured with private offices, meeting areas, and support spaces for professional or service-oriented operations.
Property Size10,636 SF
Lot Size1.39 Acres
Price / SF$300.89
Days on Market160
Property Features for 8820 Gazelle Dr
General Information
Standard status
Active
Size
10,636 SF
Class
B
Lot size
1.39 Acres
Property subtype
Office
Zoning
C-3
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Amenities
Private offices
conference room
training room
video/media room
kitchen & lounge area
reception/lobby area
Building Details
Buildings
1
Building Size
10,636 SF
Construction
masonry
Listing Agency:
Southwest Commercial Real Estate Group LLC
Listed By:
Alton Setliff · License #473774
Source:
Crexi
Added: Mar 25
Changed: Aug 31
Last Checked: Aug 31 at 4:28AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Southwest Commercial Real Estate Group LLC
Investment Insights
Based on property information with market context.
This masonry office property includes private offices, a conference room, training room, video/media room, kitchen and lounge area, reception, and lobby space. The pitched-roof building contains approximately 10,636 SF on an approximately 1.39-acre site, with C-3 Commercial zoning and all utilities on site.
The property is positioned near the intersection of Hawkins Blvd and Viscount in El Paso, with approximately five-minute access to El Paso International Airport and Interstate 10. It is identified as being outside a flood hazard area and is surrounded by commercial activity. The configuration supports professional office, medical, and service-based business uses as stated in the property information.
The property is positioned near the intersection of Hawkins Blvd and Viscount in El Paso, with approximately five-minute access to El Paso International Airport and Interstate 10. It is identified as being outside a flood hazard area and is surrounded by commercial activity. The configuration supports professional office, medical, and service-based business uses as stated in the property information.
Key Highlights
- Approximately 10,636 SF masonry office building
- Approximately 1.39‑acre site totaling approximately 60,540 SF
- C‑3 Commercial zoning with all utilities on site
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$134,622
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,692,440
$2.7M
Cap Rate 7%
$1,923,171
$1.9M
Cap Rate 9%
$1,495,800
$1.5M
Market Conditions
NOI Build-Up for 10,635 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$220.8K $20.76/SF
− Vacancy
−$41.3K −$3.88/SF
EGI
$179.5K $16.88/SF
− OpEx
−$44.9K −$4.22/SF
NOI
$134.6K $12.66/SF
Area
El Paso, TX
Vacancy
18.70%
Lease Rate
$20.76 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,692,440
Cap Rate 7%
$1,923,171
Cap Rate 9%
$1,495,800
Alternative Uses
Best Use
Office B
$1.92M
$1.68M – $2.24M
NOI $134,622 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.67M
$2.33M – $3.11M
NOI $186,765 @ 7.0% cap · market cap 5.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,103
Businesses Nearby
Explore this area
Business Placement
Demographics for 79925, TX
38,422
Population
16,272
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
85%
High-School Grad
17.5 sq mi
ZIP Area
2,196
Density / Sq Mi
$57,735
Median Household Income
$34,167
Median Earnings
$1,039
Median Rent
$176,300
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Configured with private offices, meeting areas, and support spaces for professional or service-oriented operations.
Where is this office building located?
The property is located at 8820 Gazelle Dr El Paso, TX.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Approximately 10,636 SF masonry office building; Approximately 1.39‑acre site totaling approximately 60,540 SF; C‑3 Commercial zoning with all utilities on site
